A. Building Height: The maximum main building height in a residential zone shall be thirty five feet (35'). Building height shall be the vertical height, as measured from the average elevation of the natural grade of the four (4) major corners where the structure is to be located, to the roofline. For a home that steps down a slope, the four (4) major corners of each step of the main structure can be used. If the measurements used for building height are questioned by City staff, the Planning Commission will review and make a determination.
B. Determining Roofline: The roofline of the structure shall be as follows:
1. Flat Roof: The highest of a flat roof or top of any adjacent parapet wall, whichever is higher.
2. Mansard Type Roof: The deck line.
3. Gable, Hip Or Gambrel Roof: The elevation measured at the midpoint between the highest part of the roof ridgeline and the lowest elevation of the eaves of the main roof structure (not including independent, incidental roof structures over porches, garages and similar add on portions of the structure).
4. Individual Heights: For a home that steps down a slope, individual heights for each step of the main structure roofline can be used.
C. Structures Not Calculated In Height: Chimneys, flagpoles, television antennas, satellite dishes, and similar ancillary structures not used for human occupancy shall be excluded in determining height provided that no such structure shall extend over fifteen feet (15') above the building.
D. Building Design On Hillsides: Single-family residences constructed on hillsides should step down the hillside rather than regrading the hillside into a flat site. A simple box form will stand out from the natural, complex undulations of hillsides more than a building form that is broken into smaller elements. A building can be broken up by raising and lowering the roofline, varying the face of the building, adding balconies and overhangs, etc. These elements create shadow patterns that are similar to shadows cast by rocks, trees and cliffs on hillsides and tend to lessen the apparent size of the building.
E. Building With Natural Terrain: To the maximum extent feasible, buildings shall be sited in locations that are sympathetic to existing contours rather than those that require a building solution that would dominate the site. Buildings shall be designed to follow natural contours rather than modifying the land to accept a building design not tailored to the site. Cuts and fills shall be kept to a minimum and be used to allow for proper drainage away from dwellings and neighboring properties.
F. Exception To Building Height/Building With Natural Terrain: The planning commission can grant an exception to the average height and the strict compliance of building with the natural contours if the commission finds the following to apply:
1. The building design is better suited for the site than what can be achieved by strict compliance to these regulations.
2. The topography of the lot presents practical difficulties for construction when the height/cutting and filling/grading limitations are applied.
3. The structure has been designed for the topographic conditions existing on the particular lot.
4. The impact of additional height on neighboring properties has been identified and reasonably mitigated.
5. Additional cuts or fills are needed to allow for development of the lot and are not being used just to achieve a better view.
6. Additional fill is needed due to the location of sewer lines.
7. If the front side of the structure is proposed for additional height, the fire chief shall give approval.
G. Minimum Height: The minimum height of any building shall be not less than eight feet (8') above the natural grade. (Ord. 08-15, 9-23-2008, eff. 9-24-2008)